How VA Appraisals Work
What appraisers check and what to do when value falls short
Getting a VA loan means going through a VA appraisal before you close.
Most buyers don’t know it checks two things: the home’s value and its safety conditions.
And it’s not the same thing as a home inspection.
If you’re a veteran or service member using a VA loan, this step affects whether your deal closes.
Here is what the VA appraisal covers, how long it takes, and what to do when something goes wrong.
A VA appraisal confirms the home’s value and checks that it meets the VA’s minimum safety requirements before your loan can close.
In This Article
What a VA Appraisal Is (and What It Isn’t)
A VA appraisal does two things. It confirms the home is worth what you agreed to pay. And it confirms the home meets the VA’s Minimum Property Requirements, known as MPRs. Those requirements cover safety, soundness, and sanitation. Not dated kitchens or worn carpet.
This is one of the most common points of confusion we see with buyers using VA loans. Many assume the appraisal is thorough enough to replace a home inspection. It isn’t. The appraiser checks for visible conditions that affect whether the home is safe and livable. A licensed home inspector goes much deeper. They test mechanical systems, inspect the roof from the inside, and access spaces an appraiser never visits. We regularly see VA buyers across Colorado skip the inspection and discover afterward that mechanical systems the appraiser had no mandate to check needed significant repair.
Here’s another thing buyers often get wrong: the buyer doesn’t order the VA appraisal. The lender does. Once you’re under contract, the lender requests the appraisal through the VA’s system, and the VA assigns a certified, independent appraiser. You don’t choose who shows up. That setup keeps the process unbiased, which protects both buyers and lenders.
The VA home loan program has guaranteed more than 29 million home loans since 1944, according to the Department of Veterans Affairs. Consistent appraisal standards are part of what has made that program work at scale for more than 80 years.
What VA Appraisers Actually Check
VA Minimum Property Requirements are not cosmetic standards. The appraiser isn’t penalizing a seller for old carpet or an outdated bathroom. They’re checking for conditions that affect health, safety, or structural soundness.
Common items that can trigger a required repair include peeling or chipping paint on homes built before 1978, roofs that are near the end of their useful life, broken windows, missing handrails on stairs, exposed electrical wiring, and heating systems that can’t maintain safe temperatures. Evidence of pest damage or active termite infestation can also hold up the process.
If the appraiser finds one of these conditions, they note it in the report as a required repair. That repair must be completed and re-inspected before the loan can close. This is the step that catches buyers off guard, especially when a seller views the flagged item as minor.
What Changed as of May 2026
Two meaningful changes took effect per updated VA guidelines on May 1, 2026. First, detached structures such as sheds, detached garages, and workshops are no longer required to meet VA MPRs. Under the prior rule, a failing detached structure could affect your appraisal outcome. That’s no longer the case. If a detached structure poses a direct safety hazard to occupants, the appraiser may still flag it. But a run-down shed won’t hold up your closing the way it could have before. Second, exterior paint defects on homes built after 1978 are no longer a mandatory MPR item. The pre-1978 lead-paint rule remains in effect. So if you’re buying an older home, peeling exterior paint still needs to be addressed. Post-1978, it doesn’t.
| Item Inspected | Typically Passes | May Require Repair |
|---|---|---|
| Paint — pre-1978 homes | Intact paint throughout | Peeling, chipping, or flaking paint on any surface |
| Paint — post-1978 homes | All conditions (as of May 1, 2026) | No longer an MPR item |
| Roof | Functional, years of life remaining | Active leaks, missing shingles, near end of useful life |
| Heating | Working system adequate for climate | No heat source, or system that can’t maintain safe temperatures |
| Electrical | Covered wiring, functioning panel | Exposed wiring, knob-and-tube in poor condition |
| Windows | Intact and operable | Broken glass, missing panes |
| Pest damage | No visible evidence | Active infestation, visible structural damage from termites |
| Detached structures (as of May 1, 2026) | All conditions | Only if the structure poses a direct safety hazard to occupants |
How Long a VA Appraisal Takes
Plan on 7 to 21 business days from the time the lender orders the appraisal to when the report comes back. That range is consistent with VA guidelines and what we see working with buyers across Colorado and Florida. The actual turnaround depends on how many VA-certified appraisers cover the area and how much volume they’re carrying at that moment.
This is where local market conditions matter a lot. In metro areas like Denver or Colorado Springs, appraisers are easier to find and timelines tend to stay toward the lower end of that range. But for buyers purchasing in mountain communities like Summit County, Routt County, or the San Luis Valley, VA-certified appraisers are sparse. We regularly see timelines stretch past 25 business days in those areas. The same applies to rural parts of Florida. If you’re buying outside a major metro, build at least 30 days of appraisal time into your contract. A standard 21-day contingency window may not be enough.
Some purchase transactions now qualify for a desktop appraisal, where the appraiser evaluates value using comparable sales data and public records without visiting the property. Desktop appraisals typically return in 3 to 5 business days. But they don’t include an interior MPR check. That means no one is verifying that the home meets VA safety standards before you close. If your lender mentions a desktop appraisal is available, ask what it means for MPR review on that property. A thorough home inspection becomes even more important in that case.
On cost: the VA sets maximum allowable appraisal fees by state and county. For most single-family homes, the fee runs between $500 and $900. The buyer typically pays this fee, and it’s separate from other closing costs. To see how the appraisal fits into the full sequence from pre-approval to closing, the home loan timeline lays out each step and what drives the pace at each one.
What the Notice of Value Means
The Notice of Value (NOV) is the VA’s official confirmation of the home’s appraised value and any repairs required before the loan can close. This document drives everything that happens next.
There are three basic outcomes. First, the home appraises at or above the purchase price and no repairs are required. That’s the clean path. The file moves to underwriting and toward closing. Second, the appraisal comes back with required repairs. Those repairs must be completed and re-inspected before the loan can proceed. The seller usually handles the repairs, but the buyer can pay for them in some cases. Third, the home appraises below the purchase price. Your options in that situation are real, and they’re time-sensitive. That gets its own section below.
The NOV is typically valid for six months from the date it’s issued. So if a deal falls through and you return to the same property within that window, your lender may be able to use the existing NOV rather than ordering a new appraisal. Ask your lender about the specifics for your situation.
After receiving the NOV, borrowers have the right to submit a formal Reconsideration of Value through their lender if they believe the appraised value is wrong. This is a meaningful option when you can point to specific comparable sales the appraiser didn’t use. A general objection without supporting data won’t move the number. That’s why working with a lender who understands the VA appraisal process matters here: the right evidence, packaged the right way, is what gives a reconsideration its best shot.
“When the NOV comes in with required repairs, buyers often assume the seller will just say no and the deal will fall apart. In our experience, most sellers would rather fix a window or paint some trim than lose a VA buyer and start over. The appraiser flagging an issue is not a death sentence for the deal. It’s a negotiation point.”
Reed Letson, Owner, Elevation Mortgage
What This Means for Your Situation
Your outcome depends on two things: what the appraisal finds and what’s already in your contract. Buyers who build appraisal contingency time into their offer before going under contract have real options when problems arise. Buyers working with a tight or standard timeline often don’t have that room.
When the VA Appraisal Comes in Low
What Tidewater Is and Why the Timing Matters
Tidewater is a step that happens before the appraisal is finalized. If the VA appraiser believes the home’s value may come in below the purchase price, they notify the lender before completing the report. From that point, the lender and your agent have two business days to submit additional comparable sales for the appraiser to consider before the final value is set.
Most buyers panic when they hear the word Tidewater. That’s the wrong reaction. Tidewater is one of the few moments in this process where you have real input before a number gets locked in. If your agent can pull recent, relevant comparable sales and submit them quickly, the appraiser can use them. The final value may still come in low. But at least you made the case. Tidewater is not a red flag. It’s an early warning that gives you two business days to respond.
The two-day window moves fast. This is why staging your comparable sales before the appraisal date matters, not after Tidewater fires. Buyers who respond quickly with organized, well-matched comps give themselves a real shot. Buyers who scramble from scratch often run out of time. Working with a lender and agent who understand the Colorado market means having that prep work already done before the appraiser ever shows up.
Your Options When Value Comes in Low
If the appraisal still comes in below the purchase price after Tidewater, or if Tidewater wasn’t triggered and the NOV simply comes in short, you have three real options. You can negotiate with the seller to lower the purchase price to match the appraised value. You can pay the difference in cash between the appraised value and the purchase price, since the VA loan will only finance up to the appraised value. Or you can walk away and get your earnest money back under the appraisal contingency.
A Reconsideration of Value through your lender is also available after the NOV is issued. That process works best when you can point to specific, recent, comparable sales the appraiser didn’t include. A vague objection without data won’t change anything.
| Outcome | What It Means | Your Options |
|---|---|---|
| Appraises at or above price | Home is worth what you agreed to pay. No issues flagged. | Loan moves forward to underwriting |
| Appraises below price | VA will only finance up to the appraised value. | Negotiate price reduction, pay difference in cash, or cancel contract |
| Repairs required | MPR issue identified. Must be fixed before closing. | Seller completes repairs; re-inspection required before approval |
| Tidewater triggered | Appraiser flagged potential low value before finalizing report. | Submit additional comparable sales within two business days |
| Reconsideration of Value | Buyer formally disputes the NOV value after it’s issued. | Submit ROV through lender with supporting comparable sales data |
VA Appraisal Required Repairs: A Colorado Springs Example
A veteran buyer in Colorado Springs went under contract on a home built in 1971. The home had been well-maintained. Both the buyer and the seller expected a smooth appraisal.
The VA appraiser flagged peeling exterior paint on the eaves and soffits. The seller was surprised and considered it cosmetic. But the VA requires all peeling paint on pre-1978 homes to be addressed before closing because of the lead-paint risk. The loan could not proceed until the repair was done.
The seller agreed to have the paint scraped and repainted. The re-inspection cleared it, and the loan closed on schedule. The key was that the buyer’s agent knew the MPR rules before the appraisal came in. When the repair request arrived, it felt like a planned step, not a surprise attack.
Run the Numbers Before You Start Shopping
Our first-time buyer tools let you estimate your payment, check affordability based on your income, and compare loan options side by side — before you ever talk to a lender.
Open the First-Time Buyer ToolsCommon VA Appraisal Mistakes to Avoid
Skipping the Home Inspection
We see buyers skip the home inspection to save a few hundred dollars, then discover a significant HVAC or plumbing problem after closing. The VA appraisal checks for visible MPR violations. It doesn’t evaluate mechanical systems, plumbing, or the roof from the inside. A separate inspection does, and it’s worth every dollar.
Writing a Contract With Too Short an Appraisal Window
Buyers in rural Colorado or rural Florida often write contracts with a standard 21-day appraisal window. In those markets, that timeline runs close, and sometimes doesn’t hold. If the appraisal runs long, you have to request an extension from the seller or risk losing your contingency protection. Build 30 days in when you’re buying outside a major metro area.
Treating Tidewater as a Deal-Killer
Tidewater is not the same as a low appraisal. It’s a notice that low value is possible, not confirmed. Buyers who respond quickly with strong, well-matched comparable sales give themselves a real chance at influencing the final number. Buyers who do nothing lose that two-day window, and they can’t get it back.
Questions to Ask Your Lender Before the Appraisal
- What are current VA appraisal turnaround times for the county where I’m buying?
- Does this property qualify for a desktop appraisal, and if so, what does that mean for the interior MPR check?
- If Tidewater is triggered, how quickly do you need comparable sales from my agent, and in what format?
- How should I structure my appraisal contingency window in the purchase contract given current appraiser availability in this market?
- If the NOV comes in low, what does the Reconsideration of Value process look like through your office?
- What happens to my rate lock if required repairs delay the closing timeline?
Find Out What Actually Drives Your Approval
Credit score is just one piece. Income, debt, assets, and loan type all factor in. Our approval guide breaks down what lenders actually look at and what you can do about it.
See What Affects Your ApprovalFrequently Asked Questions
Yes, a seller can refuse. But if they do, the VA loan cannot close unless the buyer pays for the repairs or the deal falls apart. In practice, most sellers agree to make required repairs rather than lose a VA buyer and restart the listing. If the seller refuses and you have an appraisal contingency in your contract, you can walk away and get your earnest money back.
Tidewater is a process the VA appraiser can trigger when they believe the home’s value will fall short of the purchase price. The appraiser notifies the lender before finalizing the report, and the lender and agent have two business days to submit additional comparable sales for the appraiser to consider. Tidewater is not a confirmed low value. It’s an early notice that gives you a chance to influence the final number before it’s set.
The buyer typically pays for the VA appraisal. The VA sets maximum allowable fees by state and county. For most single-family homes, the fee runs between $500 and $900. This fee is separate from other closing costs. Some buyers pay it when the appraisal is ordered; others handle it through their closing cost arrangement, depending on how the lender structures the file.
The VA loan will only finance up to the appraised value. So if the appraisal comes in low, you have three options: negotiate with the seller to lower the purchase price to match the appraised value, pay the difference in cash out of pocket, or walk away under the appraisal contingency. You can also submit a Reconsideration of Value through your lender with comparable sales data that supports a higher value, though there’s no guarantee it will change the outcome.
A VA Notice of Value is typically valid for six months from the date it’s issued. If a deal falls through and you return to the same property within that window as the same buyer, your lender may be able to use the existing NOV rather than ordering a new appraisal. The specifics depend on whether any material changes have occurred to the property, so confirm with your lender before assuming the NOV carries over.
